CANALSIDE TO CAMLEY STREET Draft Supplementary Planning Document July 2020 CANALSIDE TO CAMLEY STREET Draft SPD 3

CONTENTS

1. INTRODUCTION 4

2. OUR VISION 12

3. CONTEXT 16 AGAR GROVE 4. ISSUES, OPPORTUNITIES AND OUR OBJECTIVES 30

CAMDEN ROAD REALISE THE POTENTIAL MAKE CONNECTIONS BETTER SPACES FOR PEOPLE

ROYAL COLLEGE STREET 5. SITE OPPORTUNITIES AND PRIORITIES 50

CAMLEY STREET CAMDEN TOWN KEY PRINCIPLES AND SITE GUIDANCE DELIVERY AND INFRASTRUCTURE

CAMDEN HIGH STREET

ST PANCRAS WAY

PANCRAS ROAD MORNINGTON CRESCENT

KING’S CROSS ST PANCRAS INTL

EUSTON SPD Area boundary

Front cover image: Tim Crocker 1INTRODUCTION Image: Tim Crocker 6 CANALSIDE TO CAMLEY STREET Draft SPD 7

On the doorstep of Central London, Kings Camden’s adopted Local Plan identifies the Camley Street Cross and St. Pancras stations and Kings area as an area of expected growth and identifies four key Cross Central, surrounding neighbourhoods priorities: are seeing significant change. • Creating a more vibrant, attractive area that builds on its location adjacent to King’s Cross Central and close to Camden Town

As part of this change is the area around Camley Street • Enhanced connectivity and public realm, with more and St Pancras Way, and despite the proximity to what active overlooking of the street at different times of the 1 INTRODUCTION this part of London and Camden has to offer, the area day feels divorced from it, but offers significant opportunities for transformation. The Council has a major interest in • Creating new public spaces and greening of the the improvement of this area; as a landowner, house street environment and builder and employer; and as a planning, transport and housing authority; and through its Community Investment • Making more efficient and intensive use of, land Programme (CIP), Camden Plan and Local Plan priorities. taking opportunities to provide a mix of uses, including It has also been assisting local Neighbourhood Forums new housing and employment floorspace set out their priorities for the future in evolving local Neighbourhood Plans. The Local Plan also says we will produce a vision or framework to ensure that growth and change takes place in an integrated and sustainable way. Purpose of this document The purpose of this document is therefore to put in place a framework for the area which reflects and can help In view of the change that is happening and likely to come meet these priorities to ensure that growth and new forward, this offers the chance to identify key issues and development contributes positively to improving this part opportunities that we want to address and prepare a of the city, from which local neighbourhoods can share the framework that sets out broad principles and objectives benefits. Following consultation and any revisions it will be to guide future development and improvement in the area. adopted as a Supplementary Planning Document (SPD) to It builds on what is good about the neighbourhood and influence emerging development proposals and projects, responds to the change that is already happening that can guide planning decisions and inform and complement make this part of Camden even better. the policies for future site development being established through the Camley Street Neighbourhood Plan and the This will need the support of a wide range of people and new Site Allocations Local Plan (SALP), which is also stakeholders with varying priorities and working to different being produced by the Council. timescales. We would like to see all those with an interest in the area sign-up to our vision to achieve positive change It will also support the Climate Action Plan for Camden in a joined-up and comprehensive way and help contribute which provides a supporting framework for environmentally to a more successful place. sustainable social and economic renewal in a post- coronavirus Camden; for example, by creating healthier streets for walking and cycling, sustaining reductions in road transport pollution and improving access to green space. 8 CANALSIDE TO CAMLEY STREET Draft SPD 9

London: The Location

The area covered by this SPD is a short walk from Kings west is the residential community of Somers Town and Cross Central, where development moves on apace, also Camden Town with its thriving markets and shops, seeing new buildings, uses, facilities and public spaces lively evening economy and cluster of media, digital, continuing to emerge. The area has evolved into a distinct creative and cultural businesses. Significant development 1 INTRODUCTION and busy new part of central London and one of London’s is completing at Hawley Wharf, and major proposals are best connected places to live, work, study and visit. coming forward for Camden Goods Yard further along the canal. Kings Cross and St Pancras stations are at the centre of an unrivalled modern transport network and connectivity A potential Camden “Highline” is being promoted by will be enhanced even further with a proposed Crossrail 2 Camden Town Unlimited, the local Business Improvement interchange at St Pancras linked to the future High Speed District that takes in St Pancras Way and part of Camley 2 station at Euston, where construction is underway. Street. Using redundant rail tracks this could create a unique new linear park linking Camden Town to Camley The area sits at the edge of Central London and the Street and Kings Cross. “Knowledge Quarter” (KQ), the name given to the cluster of cultural, innovation and research activities based The British Library, with Stanhope as a partner, has around King’s Cross, Euston Road and Bloomsbury. announced ambitious plans to expand its facilities alongside a new Alan Turing Institute and other uses. The KQ embraces major universities, science institutions These will sit next to the Francis Crick Institute, home and businesses including the British Library, University to the largest biomedical research facility under one roof of the Arts, Wellcome Trust, Francis Crick Institute in Europe with over 1500 scientists and support staff and Google who are locating their new UK HQ next to involved in pioneering medical and health research. Kings Cross Station, which will complete King’s Boulevard Closer to Camley Street, the Royal Veterinary College as a new city street. owns the adjacent London BioScience Innovation Centre (LBIC). This concentration of knowledge economy, The area also benefits from its proximity and access to science, education and academic activity and expertise the Regent’s Canal, which links it to Camden Lock and drives an interest in locating in the area by innovation and Regent’s Park to the west and Islington to the east. To the “MedCity” research sectors.

Google in King’s Cross, by Heatherwick Architects and BIG (image: © British Library 2017 HayesDavidson all rights reserved)

Francis Crick Institute Knowledge Quarter logo 10 CANALSIDE TO CAMLEY STREET Draft SPD 11

Local: An area of change

The residential and employment elements of the area Nearby, existing secondary schools at Camden School for are a very distinct product of the legacy and subsequent Girls and Regents High are within short walking distance redevelopment of former railway industry land from which to the north and west respectively. the British Library, Maiden Lane estate and employment 1 INTRODUCTION sites on Camley Street amongst other developments also In neighbouring Somers Town, the CIP is delivering emerged. new housing and a new Edith Neville primary school and Children’s Centre and Maria Fidelis has relocated to a new Kings Cross Central has transformed these former secondary school on Drummond Crescent. railway back-lands and once vacant and run down historic buildings have been reworked and occupied by new uses. The Euston Growth Area and High Speed 2 proposals These include the University of the Arts and restaurants at will see considerable change in the wider area in the Granary Square. Shopping and cultural facilities include coming years. Camden has continued to press for more Waitrose, Everyman Cinema and the Platform Theatre, comprehensive and positive approaches to station designs, with other arts and event spaces and galleries, including integrating the plans for HS2, Network Rail, Crossrail the Aga Khan Centre. The listed Coal Drops Yard and 2 and London Underground stations, and associated Somers Town Bridge Fish and Coal Buildings, have added to the mix of shops development of new homes and jobs that would deliver a and eating places, galleries and venues, with outdoor more outward looking station, high quality open spaces and spaces used for for a variety of events and activities. better links into surrounding communities; with improved Alongside, historic gasholders have been imaginatively re- routes between Euston and King’s Cross/ St Pancras. To used to frame Gasholder Park and new homes. Camley supplement the Euston Area Plan adopted in 2015 and Street is now directly linked to this mixed-use destination due to be updated, a planning brief for Euston Station by the Somers Town Bridge, improving access to the is also being prepared to support these objectives. new public spaces and cultural facilities within Kings Cross Central. Whilst Elm Village sits as a very distinct residential community and mixed-use housing led development has The area also benefits from existing important green taken place along St Pancras Way, the adopted Local spaces at Camley Street Natural Park (where a new Plan highlights that in this changing context, employment visitor centre is being built) and St Pancras Gardens and sites at Camley Street fail to make the most efficient use churchyard. of land and that the area is also isolated and relatively inaccessible given its location, and this would need to be On the corner of Camley Street and Goods Way, the addressed alongside change in the area. Council’s offices at 5 Pancras Square, contain a library Proposals for Agar Grove Estate, Hawkins/Brown with MAE Camley Street Natural Park and leisure facilities with a swimming pool and sits next to Opportunities to transform already built up parts of central (Image:ForbesMassie) other offices, home to major companies such as Google London are relatively rare. Making the most of its enviable and Universal Music. Within Kings Cross Central, a new location alongside the canal, and within walking distance primary school opened in 2015 and additional community of central London and Camden Town, new development and sports facilities are planned. New parks, squares and should enhance the area’s role as a place of employment open spaces totalling 26 acres, including Granary Square, and a more attractive place to live, work and pass Pancras Square, the canalside and Lewis Cubitt Park, through. are being created. This social and community infrastructure has been planned to support the estimated 42,000 people Our vision for the area establishes the principles that will that could live, work and study in King’s Cross Central help achieve these ambitions. when development is completed. The following sections outline the vision for the area, provides the context to this vision and identifies the key Ted Baker are planning a new headquarters building with new canal side spaces and uses on St Pancras Way. issues and opportunities that have shaped our more Camden and Islington NHS Foundation Trust are working detailed objectives and how we might achieve them. The on plans to create new health and research facilities guidance finally goes on to identify some priorities for development of specific sites. alongside housing and other uses on the neighbouring St Pancras Hospital site, where Moorfields Eye Hospital King’s Cross Gasholder Park King’s Cross Central (Image: Tim Crocker) are also planning to relocate. New mixed-use schemes at the southern end of Camley Street are nearing completion and, to the north, at Agar Grove and Maiden Lane estates, the Council has been leading on the high quality development of new housing and renewal of homes and community facilities under the CIP. This is the Councils ambitious boroughwide project that is delivering new homes and supporting the funding of improved and new schools and other community facilities. Image: Benedict Luxemoore

Image: Camden Town, 2 OUR VISION Camden Collective 14 CANALSIDE TO CAMLEY STREET Draft SPD 15

Our Local Plan Priorities Our Vision

Realise the Potential 2 OUR VISION The Camley Street area becomes a more sustainable and distinctive urban Create a more vibrant, neighbourhood…. attractive area that builds on its location adjacent to King’s …and a more identifiable place, with its own character and qualities, where Cross Central and close to more people will be able to pass through, live and work... Camden Town ….in development that make far more effective uses of land including a mix of Make more efficient and new workspaces suitable for different types of business and job opportunities intensive use of land and take and a range of new homes to meet Camden’s housing needs. These will add opportunities to provide a mix to a richer mix of activities serving a diverse residential, working and visiting of uses, including new housing population. and employment floorspace

Make Connections Realise the New development in a changing neighbourhood complements and builds on the potential change already happening in the area and it becomes a more attractive and accessible area of transition between Camden Town and Kings Cross…

...and becomes better connected with surrounding neighbourhoods and local facilities. Better walking and cycle links improve connections with Kings Cross Better and St Pancras, Central London and Camden Town and local public transport places for networks. Make people Enhanced connections Better Places for People connectivity and Create new public realm, public spaces The character of the area becomes more vibrant and interesting, with more with more active and greening animated streets, welcoming and safe public spaces and varied and high quality overlooking of the of the street buildings, setting design benchmarks for others to follow… street at different environment times of the day …and the canal corridor, green infrastructure and spaces play their different roles in health and well-being and enhancement of the urban and natural environment. 3CONTEXT 18 CANALSIDE TO CAMLEY STREET Draft SPD 19

Heritage Context

Whilst a historic settlement in the St. Pancras area grew disconnection though creates a distinct space and walking up around St Pancras Old Church and later the St Pancras route away from busier surrounding streets. Workhouse evolved on the current St Pancras Hospital

The existing canal bridges at St Pancras Way (Grays Inn 3 THE CONTEXT site from about 1809, the character and heritage of the Bridge) and Camley St (Oblique Bridge), provide access area today was really shaped through the opening of the points to the towpath, and offer important local views Regents Canal in 1820 and rail stations during the 19th along the canal. The listed red brick water tower at the St century. Pancras Cruising club and the post-modern white water Land in the area was primarily used to support this tower and central tower of the South Wing on the hospital new infrastructure with goods yards, depots and stores site provide distinctive markers in local views. dominating swathes of land north-east through to Agar This industrial heritage of railways and the canal with Grove and across York Way into Islington and south bridges, high walls and remnants of associated structures St Pancras Gardens and Hospital through Somers Town to Euston Road. and the associated employment nature has had a St Pancras Way evolved as an industrial extension to this strong influence on the character of the area today and activity with factories, wharves and stores on the east side contributes to both the issues and opportunities that this linked with a rail bridge across the canal. The former Jubilee guidance identifies and addresses in later sections. Waterside Centre (temporarily occupied by the Abacus free school) is a refurbished former engine house that sat next to this now demolished rail bridge from which the abutments remain. Other sites in the area such as Bangor Wharf and St Pancras Commercial Centre (formerly the site of the St Pancras “Destructor” electricity station) also form part of this canal and rail based industrial past. Camden Town - St Pancras area in Cary’s New Plan of London, 1822 Lock Keepers Cottage Later, rail lands were redeveloped as war damage and the contraction of freight and distribution activities saw land clearance and the release of surplus land. As well as Kings Cross Central, the Maiden Lane Estate, British Library and Francis Crick Institute are all built on former goods depot land. Elm Village and the employment sites opposite were built in the early 80’s on similar rail lands, either side of a realigned and extended Camley Street (now Granary Street). On the west side of the canal, the St Pancras Hospital site, which includes a number of buildings built as part of a Victorian expansion of the original workhouse, contributes a number of positive historic buildings based on a simple grid layout, along with the imposing South Wing fronting Water tower relocated from St Pancras Station Pancras Road. The hospital site is linked to the adjacent St Pancras The St Pancras “Destructor” electricty station, 1950 Gardens, which are listed on the Register of Historic Parks and Gardens of Special Interest containing historic tombstones and monuments (some listed), trees, and the grade II* listed St. Pancras Old Church. The oldest buildings on the hospital site and Grade II listed coroners court that surround it give the space an attractive and mature sense of enclosure. The church grounds and gardens (and adjacent Shorebase rail access site) also form a designated Archaeological Priority Area. The canal is a significant heritage asset central to the area, but is disconnected from Camley Street by a major level difference, particularly along the length of Elm Village, reinforced by the run of historic retaining wall along the towpath. The wall is punctuated by a concrete viewing platform only accessible via the complicated layout of Elm Village and secured pathway adjacent to houses. This Lyme Terrace St Pancras area, circa 1900 View from Lawford’s Wharf, 1948 (image: Historic England Archive) 20 CANALSIDE TO CAMLEY STREET Draft SPD 21

Connectivity Context

Shaped by the history of development, the overall area is and underground stations within 800m, it is the accessibility strongly characterised by buildings, uses and boundaries and convenience of the east –west and north-south routes which largely turn their back to streets, spaces and people to these services that need to be improved for existing passing through. Currently walking and cycling routes take and future residents, workers and visitors building on the 3 THE CONTEXT long detours because potential routes across the area proximity to Camden Town and Kings Cross Central. New are not accessible or otherwise difficult to interpret and residents and workers will also create extra demands on navigate. This includes existing access points, such as existing social infrastructure; and developments will be into St. Pancras Gardens and its link with the neighbouring required to support the provision of this infrastructure in hospital site. appropriate and proportionate forms and ways. The wider area is relatively well served by existing parks, Making the area more active, connected, accessible and green space and other local services including local shops, inviting is therefore paramount for new development and three primary schools and community and sports facilities the involvement of relevant stakeholders to address in within a 400m radius. Also with secondary schools and rail supporting inclusive growth.

Crossings along the canal

SPD Area boundary

Community centres and places of worship Recreation and leisure Primary schools and children’s centres Secondary schools and adult education The road network in the area is markedly less dense and more disconnected and exhibits a particular lack of east-west Bus stops connections in the area between Royal College Street moving eastwards across St Pancras Way, Camley Street and Kings Cross to York Way. This lack of local connectivity can be attributed to the physical barriers of the canal and rail Parks and gardens infrastructure. Canal crossing points occur very infrequently on the stretch between Camley Street and St Pancras Way area relative to the higher density of bridges where the canal passes through Camden Town to the west and Islington Community, social and transport infrastructure to the east. 22 CANALSIDE TO CAMLEY STREET Draft SPD 23

Policy Context

Local Plan Neighbourhood Forums As well as making new housing the land use priority for Camley Street Meeting these priorities will also support Our Camden Camley Street Neighbourhood Development Plan the Borough, the adopted Local Plan (2017) identifies Plan and Camden 2025 vision ambitions including: (2019 - 2034) 3 THE CONTEXT Camley Street as an area of regeneration focus under The designation of the Camley Street neighbourhood Referendum version the Community Investment Programme and an area of forum was approved by the Council on 21 February expected growth. 2014 (with redesignation in May 2019). Focussed on the residential area of Elm Village and employment sites There are clear pressures for London to meet current Making growth both Making Camden the on Camley Street (a smaller area than covered by this and future housing needs and maximise the development strong and inclusive best place in London SPD), with resident and local business representation, the potential of publicly owned land, particularly for the and building to do business and to Forum’s overall objective is: supply of affordable housing. This is against a backdrop communities that are work “to make the neighbourhood an area that’s economically of other policies, which include seeking to maintain a mixed, with well- vibrant, socially connected and secure: the greenest, supply of good quality employment spaces and to achieve designed homes and safest place to live and work that it could possibly be”. sustainable high quality design taking into account a infrastructure range of factors including strategic views, local character The Camley Street Neighbourhood Plan (CSNP) has and heritage. been subject to independent examination, which was The Local Plan says that as well as a vision or framework completed in February 2020. Alongside an overall vision, needing to ensure that growth and change takes place Delivering high- it includes the following broad objectives for development in an integrated and sustainable way, it also needs to Making it easier quality, flexible in the CSNP area: address public realm and connectivity issues, underpinned to travel more by and affordable by a clear vision and employment strategy that takes into foot or bike workspaces suitable • Employment - Ensure that the neighbourhood’s existing account the development of nearby sites in the wider area. for growth sectors employment function and a place that supports a diverse In doing so the key Local Plan priorities for the Camley and changing and rich mix of light industrial businesses continues Street area are: patterns of • Local community and social needs - Increase the February 2020 employment opportunities for social activity and interaction • Creating a more vibrant, attractive area that builds on its location adjacent to King’s Cross Central and close to • Housing - Deliver a significant number of new homes Camden Town to suit a variety of people in mixed use developments Creating the Making sure streets, that enable existing and new light industrial and other • Enhanced connectivity and public realm, with more conditions for further green and other commercial functions and high quality, affordable and active overlooking of the street at different times of the jobs in Camden’s public spaces are well-designed new homes to co-exist and thrive day economic growth attractive and safe • Sustainable Transport - Support and promote • Creating new public spaces and greening of the sectors, with sustainable transportation for all uses street environment and pathways into these • Green Infrastructure - Increase the range, quality and jobs for local people accessibility of green spaces • Making more efficient and intensive use of land, taking opportunities to provide a mix of uses, including • Design Quality - High quality design will be ambitious new housing and employment floor space in its environmental credentials, maximise opportunities New development will also create the opportunities to to improve accessibility and legibility, improve safety Whilst new development will need to meet a range of policy meet other objectives of our plans and strategies and and convenience for pedestrians and cyclists and will requirements and standards the key Local Plan policies responding to the impacts of coronavirus now and in the preserve and enhance the area’s existing positive for meeting these priorities are considered to be: future by: features Somers Town Neighbourhood Plan

• G1 Delivery and location of growth • Addressing the climate crisis through our adopted The CSNP contains a number of policies to help meet 2016-2026 Climate Action Plan and move towards a zero carbon these objectives and the Council has agreed an updated • H1 Maximising housing supply Camden by 2030 plan can proceed to referendum, however referendums are postponed until May 2021 due to Government • H4 Maximising the supply of affordable housing • Promoting health and well being coronavirus measures. Nevertheless, a post-examination • C1 Health and wellbeing • Tackling air quality and emissions plan does have policy weight and will be a material matter in dealing with planning applications. • C6 Access for all • Requiring sustainable and energy efficient designs; including buildings, green infrastructure and Somers Town • E1 Economic development materials The adjacent Somers Town Neighbourhood area has included the majority of St Pancras Gardens and the last • E2 Employment premises and sites • Delivering transport priorities; including reducing draft Neighbourhood Plan (December 2016) contained car use and supporting healthy streets and more • A2 Open space draft policies promoting improved walking routes, including sustainable modes of travel including improved and through Somers Town to the canal and Camley Street. The new walking and cycling routes • D1 Design draft plan also identified the south wing of the St Pancras • T1 Prioritising walking, cycling and public • Enhancing biodiversity Hospital site as a potential conversion opportunity for transport housing. 24 CANALSIDE TO CAMLEY STREET Draft SPD 25

Planning issues and designations Current site allocation 3 THE CONTEXT

There are a number of policies and planning, heritage and • Potential for linkages and expansion of the Kings Cross Conservation Area environmental considerations for the area that need to Central or other local energy centre networks, where be taken into account in drawing up and assessing future the Council will require all new major developments to proposals and area improvements. These include: assess the feasibility of connecting to existing networks, Open Space or where this is not possible, establishing new ones. The • The National Planning Policy Framework (February canal also offers opportunities to use heat exchange 2019): this gives greater emphasis to the role of Archaeological Priority technology and for the transportation of goods and design and states the creation of high quality buildings Area materials. and places is fundamental to what the planning and • Extensive railway infrastructure – this imposes Historic Parks and development process should achieve. In particular it Gardens promotes the more effective use of under-utilised land certain constraints and restrictions on the proximity in meeting the need for more homes and the creation of of developments and for access and maintenance healthy, inclusive and safe places by encouraging mixed requirements, for example around bridges and Listed building use developments and strong neighbourhood centres maintenance facilities, and typically a minimum 5m with the well-designed connections and layouts that “safeguarding” clearance is required. Local List allow for easy walking and cycling. • New London Plan policies: in particular the objectives Site Allocations and policies promoting and supporting “Good Growth” Positive contributor and Healthy Streets; intensification and mixed use The Council’s adopted Site Allocations DPD (2013) already supports redevelopment for some sites in the development to meet housing needs; the role of public Viewing corridor sector land in delivering affordable housing; and the wider area and provides guidance on: role of different types of employment and industrial sites • St Pancras Hospital, St Pancras Way (Site Allocation and uses in supporting Central London (CAZ) functions Wider corridor setting no. 6) and growth sector clusters, such as the knowledge, consultation area innovation and creative economies. • Bangor Wharf (Site Allocation no. 35) • Managing and sharing the impacts of growth- • Parcelforce site, 24 - 58 Royal College Street (Site these will range from co-ordinated management of Allocation no. 37). the cumulative impacts of construction to supporting provision of genuinely affordable homes and workspaces A new version of this plan is being prepared and further and access to employment and training opportunities by site allocations in this area will be identified, providing local residents guidance to promote development opportunities and deliver the objectives of other adopted plans. In addition to • Two designated London View Management Framework currently allocated sites, further proposed site allocations view corridors pass over the area from Parliament Hill (some of which were put forward by their owners through and Kenwood towards St. Paul’s Cathedral. an initial “call for sites” process) include: • Two local Conservation Areas: Kings Cross and • HS1 Shorebase site, Pancras Road Regents Canal and other designated and non- designated heritage assets • HS1 Depot site, 1-2 Cedar Way • Some of the area lies within the St Pancras • Employment sites on Camley Street (including nos. Archaeological Priority Area 104, 106, 108-112, 120-136 and Cedar Way Industrial Estate) • Green spaces, include four Sites of Importance for Nature Conservation (SINC): Camley Street Natural • St Pancras Commercial Centre, Pratt Street Park, St Pancras Gardens(also a registered gardens), the canal and London Overground rail corridor The draft new SALP also includes a draft policy for supporting growth in the Knowledge Quarter Innovation • The specific and important role of the canal- District, in which the area of this SPD sits. As this new plan developments should be designed to utilise and enhance provides more site specific policies on land use and other the positive elements of the canal, whilst minimising development requirements, this guidance intends to focus effects on its heritage, amenity and ecology value, eg more on the other Local Plan priorities and corresponding impacts on daylight CSNP objectives for the area. It encourages and supports • Though in a low flood risk area, Camden’s Strategic developments and related improvements that are Flood Risk Assessment highlights some historic integrated and together can deliver the high quality design, evidence of flood risk from surface water run-off at connectivity and public realm objectives considered Camley Street essential for the future growth and success of the area as a whole. 26 CANALSIDE TO CAMLEY STREET Draft SPD 27

Development Context

The area is seeing a variety of landowners preparing and the more effective use of the site for improved and new implementing their plans for a number of sites and buildings, health facilities and for housing within any land or buildings which taken together will see significant transformation in that become surplus. 3 THE CONTEXT terms of a future mix of uses and jobs, new homes and Following NHS consultations on the proposed relocation residents and the appearance and character of the area. and reorganisation of facilities and services, future plans include Moorfields Eye Hospital and University College London (UCL) Institute of Ophthalmology relocating from a 103 Camley Street City Road in Islington to new facilities on the north-west j Apart from rail related infrastructure, 103 Camley Street part of the site. These are proposed to be developed k was the first major development on Camley Street for well alongside new C&I facilities, other health services over 30 years (application ref: 2011/5695/P). It includes a including a UCL mental health research institute and other mix of housing including student accommodation, business uses, including housing, and C&I selected a development incubator and start-up spaces and a local supermarket, partner (King’s Cross Central Limited Partnership) in as well as access to the canal. It also offers community December 2019. access to space for meetings and events. The new SALP is seeking a comprehensive, co-ordinated g and integrated approach to bringing forward and delivering l b c 101 and 102 Camley Street these and other site proposals in the area. Schemes at 101 and 102 Camley Street (application refs: 2014/4385/P and 2014/4381/P) will add to a e Ted Baker site (aka ‘The Ugly Brown Building’), 6 f higher density mix of activities, with new housing and St Pancras Way o new employment space targeted at Camden’s growth Ted Baker occupy most of this former postal sorting sectors. Together this trio of schemes are forming a new office site and plan to redevelop their site with a new HQ, southern “gateway” into Camley Street, with more active alongside other uses, with Reef Estates. Camden resolved n street level frontages and opening up access and new h to grant planning permission subject to a s106 agreement p public space around the canal. These schemes were in July 2018 (ref: 2017/5497/P) for 6 new buildings also designed to influence and integrate with potential m ranging in height from 2 to 12 storeys containing business a future redevelopment of neighbouring sites to create space (use class B1), 73 homes (C3), a hotel (C1), a gym opportunities to open up potential new links through sites (D2), flexible retail (A1 - A4) and storage space (B8) with c e and improve accessibility. associated public spaces and landscaping. Whilst these schemes also included proposals for a new bridge over the canal between 101 and 103 Camley Street, f St Pancras Commercial Centre, St Pancras Way/ in view of subsequent proposals emerging for St Pancras Pratt Street b Hospital and Ted Baker sites, the Council are planning to The St Pancras Commercial Centre comprises a block of pursue a more beneficial and deliverable bridge location workspace units, where it was resolved to grant planning d with the Canals and Rivers Trust for this part of the canal, permission subject to a s106 agreement (and referral to aligning more closely to the significant proposals for those the Mayor) in January 2020 to redevelop the site with 5 to sites. This is seen as an essential element of the strategic 7 storey buildings comprising a mix of industrial floorspace aspirations for improved connectivity between sites and (use class B1c/B8), offices(B1), 33 dwellings (C3), flexible across the wider area, from Somers Town to Agar Grove retail floorspace (A1/A3); and associated public realm and via Camley Street, where a significant number of new landscaping (ref: 2019/4201/P). homes, jobs and visitor destinations are going to come forward. g Bangor Wharf, Georgiana Street

Current Proposals This site is allocated for development in the Site Allocations DPD that supports mixed-use residential and employment i d St. Pancras Hospital, St Pancras Way uses. Owned by One Housing Group (OHG), this site was Owned by Camden and Islington NHS Foundation Trust subject of a planning application (subsequently withdrawn) (C&I), who deliver a range of mental health services, the St. to redevelop the site with 40 new homes and new Pancras Hospital site is also home to C&I’s administrative business space (application ref: 2017/1230/P). A different offices and a range of health services provided by other scheme was subject to a dismissed appeal against refusal health bodies. of permission for 46 residential units (ref: 2016/1117/P). OHG have since been considering alternative options This site is currently allocated for development in the for the site, which will be subject of a further planning Council’s adopted Site Allocations DPD, which supports application. 28 CANALSIDE TO CAMLEY STREET Draft SPD 29

Future Proposals h Parcelforce site, St Pancras Way/Royal College m n o 104, 106 and 108-114 Camley Street Street The Council also owns the freeholds of the adjacent sites 3 THE CONTEXT The Parcelforce site is allocated for development in at 104, 106 and 108-114 Camley Street, which are held on the current Site Allocations DPD for mixed uses with long leases and occupied by warehouse units and where employment and new housing and Royal Mail have some owners and occupiers are also considering future previously signalled future intentions for redevelopment. plans. Emerging from the local Neighbourhood Forum, thte Camley Street Sustainability Zone (CSSZ) was i Shorebase Access Site, Pancras Road established and developed their own concepts for high- Sitting just south of St Pancras Gardens, this open area density redevelopment across these sites to deliver new of land currently serves an access and maintenance employment spaces and housing. function for adjacent railway infrastructure and HS1 Ltd are considering potential development options for the site. p Former Jubilee Waterside Centre Council Sites Currently a temporary home to the Abacus Primary School before its intended permanent relocation, this canalside j Agar Grove Estate building and site offer the opportunity for alternative uses when it becomes available in the future. The phased redevelopment of Agar Grove Estate by the Council under the CIP received planning permission in 2014 (application ref: 2013/8088/P and see also It is essential that redevelopment options for sites should 2019/4280/P) and commenced in 2015. It will create 507 be conceived and designed to integrate with existing new and replacement homes (up from 249). The scheme and emerging proposals for neighbouring sites. This will also provide new retail, community and employment should shape the appropriate and compatible design spaces in future phases. With an improved layout, new and architectural approaches to the layout of sites, new Proposals for 101-103 Camley Street (image: Shaw Corporation Ltd) Proposals for Agar Grove Estate, Hawkins/Brown with MAE (Image: open spaces and a new east-west route through the estate, buildings and the spaces around them. Some of the ForbesMassie) the later phases on the east side will open up access into principles of how this could be achieved are set out in a Camley Street. This provides an opportunity to improve later section of this SPD. this part of the street, including the pedestrian/cycle link, alongside future redevelopment and the potential to create an access into the proposed Camden Highline project.

k l 120-136 Camley Street and Cedar Way Estate The Council is considering the future for sites to the south of Agar Grove at 120-136 Camley Street and Cedar Way Estate under the CIP. Totalling c.1.4 hectares, these are occupied by low-rise commercial units of varying condition and currently home to uses such as vehicle repairs/ maintenance, food processing and distribution, storage, air conditioning supplies and Council related contractor facilities. The CIP development strategy for these sites (approved by Cabinet in October 2019), identifies that they offer a major opportunity to make far more effective and higher density use of land to include new employment spaces and housing, in a form that helps Camley Street become more of a connected, outward looking and active street. HS1 Ltd are also considering options for the neighbouring depot building site at 1-2 Cedar Way.

Proposals for the Ted Baker site, by Bennetts Associates (image: Proposals for St Pancras Commercial Centre, by Caruso St John Bennetts Associates, ref 2017/5497/P) (image: Caruso St John, ref 2019/4201/P ) ISSUES, OPPORTUNITIES 4 AND OBJECTIVES 32 CANALSIDE TO CAMLEY STREET Draft SPD 33

Issues and opportunities Character

Issues The present environment and character of the area is a A Council commissioned boroughwide Camden Character strong product of the associated development focussed Study (Urban Initiatives 2015) describes the area around around the canal and railways land. This has resulted in a south Camden Town, that includes Camley Street and Whilst the area sits in a wider area of major mixture of building styles, heights, massing and site plots St Pancras Way, and this highlights a number of issues transformation, it feels divorced from it. Redevelopment to accommodate a range mix of uses, with employment and factors which affect the area, although a number has the potential to integrate the area with the wider a strong feature. Whilst this variety contributes to the of these are now starting to be addressed through new surrounding areas of change, whilst helping it become character and appearance of the area in places, post war development. a more attractive and recognisable place in its own development has had many negative impacts, compounded right – and a more successful neighbourhood and in parts by the constraints of large impermeable sites and place for living and working. Character canal and railway infrastructure. and For an area so close to Central London, and next door change to Camden Town and Kings Cross Central, there are many cases of inefficient and poorly designed uses of scarce land, which offer significant and beneficial • Infrastructure has a major impact on the area isolating some parts; in places employment redevelopment opportunities.

Quality uses adjacent to this infrastructure reduces access and permeability further and accessibility AND OBJECTIVES 4 ISSUES, OPPORTUNITIES of place The area has significant barriers to convenient and Connectivity to the canal is restricted by large sheds, depots and by St Pancras hospital. accessible movement; where in places it is difficult to and • The eastern part of the area is fractured by the rail lines emanating from St Pancras navigate and get around and often impenetrable. accessibility mainline station and the Regents Canal The area also has significant variations in the quality and attractiveness of its streets, public realm and • The London overground line crossing east–west creates a further barrier to movement spaces; contributing to people unfriendly and unsafe through the area feeling environments. • To the east, and either side of the canal, the environment is less well integrated and poorly This section starts by setting out in more detail some planned key issues that need to be addressed. Focussed on our Local Plan priorities these issues can be broadly • Housing to the east is sandwiched between the canal and by storage and distribution characterised as: facilities on Camley Street

• The opportunity to create waterside living has not been fully exploited and has been Opportunities developed with relatively low density inward looking housing

The resultant opportunities and objectives that aim • Further north, Agar Grove and Maiden Lane estates are isolated by both railway to promote the areas role as a place to deliver the infrastructure and their internalised layouts. highest quality new development, meet Local Plan priorities and support neighbourhood plan aspirations Realise • Whilst the current identity of the area turns towards Camden Town as a centre it is becoming are then broadly characterised as: the more linked to Kings Cross potential • The canal feels like an underutilised asset

• Housing around Barker Drive has an illegible network of streets and mixed quality of public Better realm places • Poor frontages to Camley Street for Make people • St Pancras Way contains poor frontages and some incongruous uses next to residential connections uses and the canal 34 CANALSIDE TO CAMLEY STREET Draft SPD 35

ISSUES OPPORTUNITIES

Character and Change Realise the Potential

• An area of transition - facing both Kings • The location: creating a distinct and Cross and Camden Town interesting place in its own right connecting Kings Cross Central and • Change already underway and a Camden Town “pipeline” of future development - needs to be managed and integrated so • Local neighbourhoods see tangible that comprehensive area benefits are benefits from “Good Growth” achieved • Value and use the best of the character Caxton Works, by Studio Egret West - residential above Buildings turning their back to the canal • Inefficient and poorly designed uses of and assets of the existing place light industrial space (image: Benedict Luxmoore) land on the edge of Central London • A more connected mixed use area – with

• Number of large, inward looking and more effective and intensive use of land, AND OBJECTIVES 4 ISSUES, OPPORTUNITIES impermeable single use sites creating activity and variety in higher quality developments • Streets have weak and inactive street level frontages - created by servicing • Reinforce an employment role for the points, walls and blank elements of area –supporting Camden’s growth buildings sectors including creative and cultural industries of Camden Town and • The quality of St Pancras Way is heavily “Knowledge Quarter” around Euston and The Timberyard Deptford, by Hawkins Brown - Mixed uses Buildings turning their back to streets compromised by a disordered character; King’s Cross reflected in a varied architecture (image: Hawkins Brown) exacerbated by the one-way system • New employment spaces of different • Camley Street was designed in isolation types and sizes from the wider area - segregating low-density housing to the west and • Optimising the amount of new housing employment sites to the east – with and genuinely affordable housing limited permeability, street activity and through redevelopment across the area - overlooking with more of a housing focus to the north

• Granary Street, with the blank elevation Hawley Wharf, by AHMM - using industrial and railway of the Ugly Brown Building and long wall Large, inward looking and impermeable sites around the hospital site creates another heritage in new design (image: AHMM, ref 2014/7458/P) inactive and poorly overlooked street

• Unlike more recent schemes, many canal-side developments failed to realise the opportunities of the canal to create views and improve access

Goodluck Hope Scheme, Leamouth, by Allies and Large inactive and blank frontages Morrison - human scale buildings at front of street, with set back taller buildings (image: Allies and Morrison) 36 CANALSIDE TO CAMLEY STREET Draft SPD 37

Our Vision Our Objectives: Realise the Potential How can these be met?

A more sustainable • Promote a more intensive and sustainable mix of land uses at higher densities and distinctive to optimise the use of land and deliver the uses and scale of development appropriate for the local context. neighbourhood • Make the area a more distinctive and identifiable place that evolves • Create a denser, more innovative and compatible mix of uses which can exist A more identifiable successfully in its own right alongside side-by-side as good neighbours. place, with its Camden Town and Central London, and own character and sees benefits from growth and change • Meet Camden’s housing needs through a significant increase in the number, qualities, where more mix and affordability of new homes. people will be able to in the wider area pass through, live and • Maximise opportunities from public sector land. work • See the more efficient, effective, better • Improve and add to connectivity and the physical and social infrastructure of designed and sustainable use of land AND OBJECTIVES 4 ISSUES, OPPORTUNITIES the area for existing and new residents and workers; from shops and open Development with a richer mix of uses serving spaces to better links and access to community facilities. makes far more a diverse residential, working and effective uses of visiting population • Expect a mix of new employment spaces of various sizes and types for uses that land, with a mix of support Camden’s economy and Central London’s role and functions including: new workspaces • Create an ambitious mixed-use for different types * Spaces that meet the needs of Camden’s knowledge and growth sectors; of businesses and neighbourhood that connects and job opportunities integrates well with surrounding * Smaller spaces suitable for SMEs and start-ups; and a range of new neighbourhoods; economically, homes, all creating socially and environmentally * Spaces suitable for light industry, studios and workshops and other complementary employment uses; a richer mix of activities serving a • Increase the residential role of the area * Spaces that are well designed with a clear purpose: whether for specific diverse residential, by supporting a significant number sectors/uses and suitably adaptable, flexible and future proofed to working and visiting of new homes and a range of housing accommodate new businesses; and population types, particularly genuinely affordable * Spaces that are affordable homes • Expect proposals to provide additional employment benefits in terms of • Maintain and enhance the employment access to jobs and training for local people and contribute to regeneration in role of the area as a place to do neighbouring communities. business and have access to a range of • Protect and enhance historic and ecological assets and improve and promote the job opportunities canal in connecting Kings Cross to Camden Town and linking neighbourhoods.

• Create a more vibrant and safe place • Demand the highest quality architecture and sustainable design solutions that are right for the context and character of the area; with variety, detail, interest and flexibility. 38 CANALSIDE TO CAMLEY STREET Draft SPD 39

ISSUES OPPORTUNITIES

Connectivity and Accessibility Make Connections

• A disconnected place in a great location • A more connected place - new developments and new routes improve • Streets and main routes in and out of accessibility and integration with the the area are shaped by rail infrastructure wider area and the canal and large sites create barriers • A more connected place - to local shops, public transport, the canal, community • Inaccessible, uninviting and unsafe infrastructure and places of work feeling routes Level changes and poor legibility High Line, New York - re-using existing infrastructure as around the area • Enhance quality of Camley Street and green routes and active spaces • Complicated to find your way around - St Pancras Way as “proper” streets and with unclear and uninviting east-west foot/cycling routes and north-south routes and between AND OBJECTIVES 4 ISSUES, OPPORTUNITIES Maiden Lane and Agar Grove Estates • Integrate Elm Village better into surrounding change • Camley Street is wide and tree lined - but divides uses and like St Pancras • New and improved railway and canal Way and Granary Street feels more like bridge(s) eg. Agar Grove to Maiden a service road than a street for people Lane, lighting

• Facilitate a future Camden Highline • Poor links and accessibility to the Open spaces and assets such as St Camden Lock - pedestrian bridge to improve community and cultural offers of Kings Pancras Gardens are not fully accessible connectivity within and around the area Cross Central and Camden Town • New uses, activities and passive surveillance create a more attractive and safer feeling area to walk around and pass through

• Put “Healthy Streets” principles into practice

• Create more permeable development

Visual and physical barriers created by New Road, Brighton - more active and overlooked parking and fences streets (image: © Gehl Architects)

Dark and uninviting streets Animating railway arches and bridges through lighting and art to indicate routes and create more inviting routes 40 CANALSIDE TO CAMLEY STREET Draft SPD 41

Our Vision Our objectives: Make Connections How can these be met?

A more attractive • Design and deliver new homes and workplaces to increase activity, passive and accessible surveillance and reasons to visit and pass through. area of transition • Make the area more pleasant for between Camden walking/and cycling; connecting • Use redevelopment to create a network of safer and attractive new and improved routes and streets. Town and Kings areas and activities and integrating Cross, complementing the area better with surrounding • Activity and pedestrian movement within well-defined streets with clear private/ and building on neighbourhoods public domains. the change already happening in the area • Create safe, well-overlooked, • Improve pedestrian and cycle links including between Camley Street and Agar Grove alongside estate renewal and through Elm Village and St Pancras Way Better connected attractively designed streets and to Camden Town. spaces for residents and visitors, with Camden AND OBJECTIVES 4 ISSUES, OPPORTUNITIES Town, Kings Cross pedestrians and cyclists • Improve routes to existing public transport facilities and support bus route accessibility and connectivity improvements in the area. and surrounding neighbourhoods and • Ensure site development designs and • Deliver a new canal bridge linking Camley Street and St Pancras Way. local facilities, with layouts add to permeability and where improved walking feasible allows for potential future • Replace or improve the bridge link over the railway between Agar Grove and and cycling with connections to be established Maiden Lane estates. surroundings and local public transport • Improve and create routes connecting Euston, Somers Town and Kings Cross networks • Improve accessibility and routes to including links through the hospital site and through St Pancras Gardens to neighbourhood facilities and public Camley Street and Pancras Road. transport networks • Enhance existing streets by reducing clutter and barriers to movement and improving crossings and lighting. • Improve perceptions of community safety and reduce opportunities for • Promote high quality design and site layouts that can facilitate and future proof connectivity. crime and anti-social behaviour • Support and promote the Camden ‘High-Line’ route from Camden Town to Kings Cross Central. 42 CANALSIDE TO CAMLEY STREET Draft SPD 43

ISSUES OPPORTUNITIES

Quality of Place Better Places for People

• Inaccessible, uninviting and unsafe • Change that values and harnesses feeling places existing positive character and assets to create a strong sense of place • Camley Street is wide and tree lined - but lacks activity and a clear identity • More outward looking developments creating more active streets and frontages • Environmental issues – including unmanaged parking, dumped cars, poor • Create a network of new spaces - with waste management, and fly tipping Weak “gateways” across the area Battle Bridge Place, King’s Cross - public spaces for different forms and functions temporary activity and rest • Underappreciated and underutilised • Improved public realm - remove assets – like the canal and Camley unnecessary clutter, walls and barriers AND OBJECTIVES 4 ISSUES, OPPORTUNITIES Street to movement

• Ambiguous ownership and responsibility • Enhance the appreciation and for areas of land and spaces accessibility of existing parks and spaces, such as St Pancras Gardens • Quality of the public realm - eg. poor lighting, areas dominated by parked cars • Camley Street as a strong north-south

green “spine” Alfred Place, by DSDHA - green public spaces, routes • Waterside activities and access has not Lack of activity and people and more active streets (image: DSDHA) been fully realised • Better utilise the role of the canal - in terms of environmental quality, accessibility, safety and health and wellbeing

• Sustainable solutions - eg to enhance biodiversity, sustainable drainage and links to energy networks

• Clearer management and responsibility

Hostile and people unfriendly design of public realm and spaces Elephant and Castle - Increased biodiversity and permeable materials incorporated into small public spaces

Inactive street frontages Granary Square steps, Kings Cross - access, open spaces and activity along and around the canal 44 CANALSIDE TO CAMLEY STREET Draft SPD 45

Our Vision Our Objectives: Better Places for People How can these be met?

A more vibrant • Create a series of well-connected and well-managed green routes and spaces from Kings Cross and St Pancras through to Agar Grove. and interesting • Maximise and enhance the multiple area, with benefits of green infrastructure in • Protect and enhance features of historic and ecological significance and meet animated streets, the highest environmental standards including enhancing Camley Street as a welcoming and the area to develop a higher quality, “green spine” through the area, the canal and bridges. safe public inclusive and accessible green spaces and varied environment • Support a variety of spaces and public realm areas with different purposes, and high quality forms and materials including: designs • Integrate green infrastructure into * Larger public open spaces for recreation and play in major developments new development in a range of forms The canal, green to contribute to environmental quality * Smaller neighbourhood spaces close to new housing and other uses which infrastructure AND OBJECTIVES 4 ISSUES, OPPORTUNITIES are safe and attractive places to sit and stop to talk and spaces play (biodiversity, sustainable drainage, improved air quality and energy their roles in * Landscaped and publicly accessible areas near the canal and bridges health and well- infrastructure) being and in the * Gardens, balconies, green roofs and seating areas/terraces around new enhancement • Provide a variety of types and scale uses of the urban of improved and new public and and natural private spaces with clear management * Greening projects- eg wildlife habitats and gardening/food growing areas environments strategies to support sustainable and * Urban spaces eg for local events and street-side activities healthy communities, economic growth and address any deficits in local open • Ensure that new spaces are well overlooked and have clear functions with well-considered and robust designs and materials and clear management and space maintenance strategies.

• Creatively enhance the existing public • Create inclusive and accessible environments including step-free access across realm , spaces and routes to create a St Pancras Gardens and to the canal path. stronger, safer and more identifiable • Use green infrastructure, including sustainable urban drainage on new and place; from the canal to open spaces; existing public spaces (where feasible), to achieve greenfield run-off rates and from streets to bridges reduce surface water flood risk.

• Improve the living, pedestrian and • Use development and improvement opportunities to create or facilitate links into existing energy networks or new networks. cyclist experience through greening and associated measures to alleviate • Creative use of planting, art, lighting and water features. air and noise pollution • Support the continued role and resilience of the canal, other SINCs and spaces as wildlife habitats and corridors and exploit new development to create new • Preserve and enhance the biodiversity areas of habitat and add “stepping stones” to existing habitats and corridors. roles of the canal, other SINC sites and existing open spaces 46 CANALSIDE TO CAMLEY STREET Draft SPD 47

Development Opportunities

With a location close to the centre of London and Camden benefits such as affordable housing and open space. Town and a number of significant developments in the Camden has a thriving knowledge economy with renowned pipeline there is a real opportunity to achieve ambitious institutions in science and creative industries. Our Local and transformational benefits for the area and local Plan and draft SALP support the development of these neighbourhoods. industries and the investment plans and development of This ambition is supported through our Local Plan priorities Camden’s health and education sectors. It also promotes and aspirations for positive growth by promoting the more the development of the Knowledge Quarter around Euston efficient use of land, and the opportunities for mixed use and King’s Cross. development, including new housing and employment We will particularly support workspaces that will sustain floorspace. The Council want to ensure that growth and a successful Camden and central London economy and change takes place in an integrated and sustainable way local growth sectors and that are distinct from the larger and enhances and benefits existing communities in which offices being delivered in Kings Cross Central and other they are happening. areas of the CAZ. Our vision aims to build on the best elements of the area We will support a mix of workspaces of different types to bring about a more connected network of new uses and and sizes to accommodate a range of business uses, re- activities, and higher quality spaces and streets that have providing existing employment floorspace where feasible a much clearer purpose and help people move around AND OBJECTIVES 4 ISSUES, OPPORTUNITIES and providing affordable spaces for small and medium- more easily and safely. sized enterprises (SMEs). Other ancillary and smaller scale uses to support Land uses increased activity and additional workers and residents, We want to add to the housing and employment mix that such as shops, cafés and facilities accessible to the wider already exists in the area, but in a more intensive, varied community, should be part of the more vibrant mix being and better-designed way. sought. Redevelopment schemes to the south of Camley Street We will also work with partners to reduce inequality and are beginning to create a more animated and urban street see local residents benefit from inclusive growth and new edge, addressing the street and canal more positively and employment opportunities with local people provided with improving integration with the surrounding area. the skills needed to access existing and new employment opportunities. Proposed mixed use schemes at the “Ugly Brown Building” and St Pancras Commercial Centre sites would open New workspace can take different forms and, depending up new pedestrian routes and public spaces. Emerging on the nature and hours of activities, can sit compatibly proposals for other sites will add to a variety of uses, such alongside new homes. New employment space will need as new health and research facilities on the St Pancras to be well designed to minimise the negative impacts Hospital site. identified previously. A key objective is to realise the Local Plan priority for Proposals which would diminish the ability to deliver our significant new self-contained housing and affordable priority land uses and other policy objectives for this area housing. Rather than land uses being segregated we will not be supported. want to achieve higher density mixed use development to incorporate a mix of new homes and an enhanced stock of employment premises. An appropriate mix of uses will depend on factors such as the location, size and existing use of sites, but optimising the amount of housing in redevelopment schemes will be a key objective, especially where significant floorspace uplifts are proposed or sites have become surplus to requirements. The Council will also support the continued employment role of the area and proposals for intensification of employment sites will be supported where these provide additional and new employment opportunities and other

Knowledge Quarter (image: Knowledge Quarter Science and Innovation Audit, by the Department of Business, Enegery and Industrial Strategy, June 2018) 48 CANALSIDE TO CAMLEY STREET Draft SPD 49

Realising the potential of sites Realising the potential of the area’s assets There are opportunities to optimise the use of land and The industrial legacy of the canal and railways has brought achieve an increased development density in this area. positive attributes to the area with parts falling within the However, this must be accompanied through thoughtful Regents Canal and Kings Cross conservation areas. The and high quality design; not only of buildings on individual context includes important assets such as open spaces sites , but also the quality of the townscape, spaces and and the canal where their value and character should be connections around them. complemented and enhanced through development in the area. Two strategic viewing corridors pass over the area from Parliament Hill and Kenwood towards St. Paul’s Cathedral The historic assets of the area should be preserved, and these will shape the acceptable nature, height and enhanced and, where necessary, be sensitively and scale of new development. Some parts of the area and positively adapted so they will continue to add value and a individual sites offer more opportunities for taller buildings sense of continuity to an otherwise rapidly changing area. than others, particularly those outside conservation areas Activity of businesses - the employment Camley Street - existing mature trees Maiden Lane Estate - improving the The potential impacts of new development, such as on role of the area should be retained and along the street provide an opportunity for bridge link to this architecturally renowned and more distant from more sensitive local contexts, such important views, setting of heritage assets and through as adjacent to the railways. enhanced (image: Hawkins Brown) reinforcing the street as a strong “green estate (potentially as part of the Camden overshadowing, will be carefully scrutinised. Significant spine” (image: Hawkins Brown) Highline proposals) (image: Tim Crocker) However, tall buildings will only be acceptable if they are change must respect and positively work with and utilise 4 ISSUES, OPPORTUNITIES AND OBJECTIVES 4 ISSUES, OPPORTUNITIES part of a coherent design approach that has properly the assets of the area. assessed and responded to local character, context and Where there are opportunities to open up new canal side views and shows exemplary design qualities and other access in conjunction with developments this should have efficient high-density building forms could be equally a clear and inclusive purpose, and could bring additional successful in the local context. forms of activity and natural surveillance, business, leisure and residential opportunities created through additional moorings and facilities (such as water and charging points). Rather than deliver these kind of improvements in a piecemeal way and to inform the priorities for the area, an aim of this SPD is to establish a framework for Camden and other stakeholders to both continue and start to work together to identify the complementary package St Pancras Hospital – a number of Elm Village - finding ways to make this The Canal – as a heritage asset and of desirable and deliverable ideas and projects that heritage assets, but with opportunities for distinct residential community more quieter walking route, but key connection could improve local infrastructure, physical permeability redevelopment and improvement to make connected into the wider area between Camden Town and King’s Cross and connectivity across sites and through and beyond it more outward looking and connected the area. Some of the principles and priorities for these improvements are set out in later sections.

SPD Area boundary

Conservation Area

Open Space

Viewing corridor St Pancras Way/Granary St – new St Pancras Old Church and gardens Camley Natural Park – a distinct green development should make streets – a distinct tranquil space, but needing space at the gateway to Camley Street Wider corridor setting more active, inviting and attractive for improved accessibility to create routes and a more accessible visitor destination consultation area pedestrians to use (image: KSR, ref from Kings Cross to Somers Town with new facilities being built 2014/4385/P)

Archaeological Priority Area 5 SITE OPPORTUNITIES AND PRIORITIES 52 CANALSIDE TO CAMLEY STREET Draft SPD 53

Key Principles and Site Guidance

It will be important that redevelopment options in the area KEY PLANNING AND DESIGN PRINCIPLES G are integrated, taking existing and emerging proposals for neighbouring sites into account and the issues and objectives considered elsewhere. This includes • Comprehensive approaches to development - responding to the local context, heritage and character to integrated and sustainable to effect positive change H and benefits for the wider area shape appropriate and compatible design and architectural F approaches, land uses and connectivity and accessibility improvements in a coordinated and comprehensive way. • Mixed Uses - new housing and affordable housing A key opportunity and overriding objective for the area is the priority, but workspaces and employment E I is to help knit together new developments and uses on opportunities are important too sites so that they become part of a more connected and accessible area of Camden, rather than being designed • Effective use of land at higher densities - J in isolation, and will relate better to the neighbourhoods in shaped by high quality design, local context and D A which they sit. opportunities 6 SITE OPPORTUNITIES AND PRIORITIES 6 SITE OPPORTUNITIES Major redevelopment should contribute to the area through tangible benefits such as better open spaces and • More thoughtful approaches to site layouts and opportunities for improved walking (and cycling) routes. building sizes - to create a finer grain B This means new development must wherever feasible address identified local public realm and connectivity • Connectivity - essential to improve permeability issues and assist in future proofing opportunities for other and accessibility through sites, spaces and the wider improvements in the longer term. These would help to area and improve access to community infrastructure unlock and enhance the area by: • Activity and safety – more overlooked and active • Making the area more attractive streets and spaces, through outward looking • Making it easier to get around and more uses and active street frontages accessible C - the scale and height of new development • Stimulating the local economy through improving • Heights will be affected in places by London View connectivity between homes and local destinations: Management Framework viewing corridors and shops, services, transport networks and jobs shaped by local views and townscape context • Making people feel safer • Improving green infrastructure networks • Heritage - appropriate responses to the significance of assets and heritage context

However, our vision and vision masterplan are not fixed • Open Spaces and green infrastructure - protect, and inflexible. Our ideas are there to establish some of enhance and create; in the most appropriate way the principles and guidance needed to encourage others related to the scale, nature and impact of proposals to come up with creative and successful solutions and proposals as development opportunities come forward. Our principles on how this might be achieved are outlined on the following pages where we set out guidance for groups of neighbouring sites in the area. These are focused on how site layouts and new buildings could be SPD Area boundary Potential Camden highline C Shorebase Access site, Pancras Road used to create the new and improved routes, open spaces Local shopping and facilities Potential link to Camden highline D Parcelforce site, Royal College Street and connectivity that we aspire to. Opportunity site Camley Street - “green spine” E St Pancras Commercial Centre

Green space Existing canal crossing F Bangor Wharf Existing main vehicular route Potential new canal crossing G 120-136 Camley Street Potential new and/or improved H HS1 Ltd site, 1-2 Cedar Way Estate pedestrian link SITES

Potential new green and urban I Cedar Way Industrial Estate, 108-114 Camley space opportunity A Ted Baker / “Ugly Brown Building” Street, 106 Camley Street &104 Camley Street

Potential cycling lane B St Pancras Hospital site J Former Jubilee Waterside Centre 54 CANALSIDE TO CAMLEY STREET Draft SPD 55

St Pancras Way Sites (East)

A Ted Baker/’Ugly Brown Building’ Opportunity site Redevelopment should open up opportunities for new public access to the canalside and new pedestrian routes and public spaces through and around the site. Development offers Existing vehicular access an opportunity to incorporate a bridge that would link Camley Street with St Pancras Way to provide a valuable and more direct connection towards Somers Town and Camden Potential vehicular access

Town: Potential pedestrian link 1 A potential new canal bridge in conjunction with developments at the south end of Camley St Enhanced pedestrian link 2 Open up canal-side access and new public open space(s) Potential new canal crossing 3 North-south pedestrian route(s) connecting south to new routes through the hospital site and St Pancras Gardens to St Pancras station and north-westwards towards Potential new cycle way Camden Town Potential link to Camden highline 4 Canal moorings 6 SITE OPPORTUNITIES AND PRIORITIES 6 SITE OPPORTUNITIES Potential new public space 4 B St Pancras Hospital site Potential new canalside access 2 3 1 Redevelopment will offer major opportunities for investment in new health and research Focal point historic building related facilities and in the restoration and making better use of important heritage assets. 11 New pedestrian routes and public spaces should be created to make the site more inviting, outward looking and connected with the area. Developed in a comprehensive Viewing corridor to St Paul’s and co-ordinated way, proposals should also take account of, and link with, the Ted Baker proposals to the north and 101 Camley Street and the canal to the east. 6 Local views to be respected

5 Utilise the historic layout to open up new east-west public route(s) and create public Active frontage spaces; connecting St Pancras Way through to Granary Street and 101 Camley Street 12 Larger site opportunities with and the canal 5 9 potential for setbacks , open 6 A new green route orientated to a potential new canal bridge 13 spaces and tree planting on 7 Retention and reuse of the buildings of significant heritage and townscape value key routes and borders of 10 site 8 7 Improved arrival space in south west corner and improved access to St Pancras 10 Gardens 8 Creative retention and reuse 9 North-south route(s) connecting St Pancras Gardens with the Ted Baker site of the buildings of significant heritage and townscape 10 Step-free access and associated improvements to St Pancras Gardens (in line with value the masterplan) 11 Potential realignment of Granary Street corner; to increase open space provision and to accommodate potential new bridge landing in conjunction with Ted Baker site and 101 Camley Street 12 Opportunities for more active frontages to Granary Street, building set backs and greening 14 13 Improve Granary Street / Camley Street junction as gateway into area 15 16 C Shorebase Access site, Pancras Road The Shorebase Access site is a parcel of land enclosed with large fences and gates presenting a length of bland and inactive frontage to Pancras Road. There is the potential for development to add some vitality to this part of the road (one of the key pedestrian routes to the St Pancras Hospital site). 14 Respect view and setting of St Pancras Old Church 15 Opportunity to create new southern access into St Pancras Gardens 16 Potential development creates active street edges addressing Pancras Road 56 CANALSIDE TO CAMLEY STREET Draft SPD 57

St Pancras Way Sites (West)

D Parcelforce site, Royal College Street Opportunity site A significantly large site redevelopment that offers considerable opportunities for a new site layout and uses to add to an emerging network of routes and public spaces linked with Existing vehicular access the Ted Baker site to the south-east and to improve routes towards Camden Town. Potential vehicular access 1 A finer grain of blocks to increase permeability Potential pedestrian link 2 East west pedestrian and cycle routes connecting St Pancras Way and Royal College Street Enhanced pedestrian link 3 North-south pedestrian and cycle route(s) Potential new canal crossing 4 As a significant large site this offers potential for new public open space and building 9 10 line set backs to enable enhancements such as street tree planting on the borders of Potential new cycle way the site 8 Potential link to Camden highline 6 SITE OPPORTUNITIES AND PRIORITIES 6 SITE OPPORTUNITIES Potential new public space

E St Pancras Commercial Centre 7 Potential new canalside access 5 A more permeable site with new public open space and a new route across it 5 Focal point historic building 6 Maintain vehicular servicing to employment uses from Pratt Street 6 Viewing corridor to St Paul’s 7 A more active and engaging edge fronting St Pancras Way and Royal College Street Local views to be respected

Active frontage 1 Larger site opportunities with potential for setbacks , open 2 4 spaces and tree planting on 4 key routes and borders of site 3

3 F Bangor Wharf 2 8 Open out site to the canal with potential public access to an open space/ courtyard 9 Work with adjacent landowner (Eagle Wharf) to explore enhancement of the infilled canal dock which formerly served these wharfs 10 Canal mooring 58 CANALSIDE TO CAMLEY STREET Draft SPD 59

Camley Street Sites

Whilst a brief and development strategy will be prepared on future options for Council sites at 120-136 Camley Street and Cedar Way Estate there will be some desirable interventions on these and adjacent Opportunity site employment sites to the south as and when redevelopment proposals come forward, for which more detailed policies on land uses and other development requirements are included in the Local Plan, London Plan, Existing vehicular access Neighbourhood Plan and draft SALP. Potential vehicular access

Potential pedestrian link G 120-136 Camley Street The later phases on the east side of the Agar Grove Estate will open up an opportunity to 1 Enhanced pedestrian link improve the pedestrian/cycle link at Camley Street alongside development of this site. 5 Potential new canal crossing 1 Agar Grove estate access road and Camley Street parallel routes merged to create Potential new cycle way a new two sided street, with an improved cycle link and public realm as part of an enhanced “gateway” with Camley Street Potential link to Camden highline 2 Provision of new public realm space to improve arrival experience

2 AND PRIORITIES 6 SITE OPPORTUNITIES 3 New or improved footbridge or deck to Maiden Lane Potential new public space 5 4 North Camley Street bridge underpass: improvements to footway, lighting, parking Potential new canalside access 3 enforcement 4 Focal point historic building 5 Facilitate access to potential Camden ‘High-Line’ route from Agar Grove and Camley Street 8 Viewing corridor to St Paul’s 7

H HS1 Ltd site, 1-2 Cedar Way Estate 6 Local views to be respected 6 Potential incorporation into Cedar Way Industrial Estate site and to link into routes through sites to the south 14 13 Active frontage 7 Maintain right of way for rail access and service ramp Larger site opportunities with 11 potential for setbacks , open 8 Potential to open up arches and make better use of spaces and adjacent yard spaces and tree planting on 10 key routes and borders of 9 site

14 11 12

10 11 I Cedar Way Industrial Estate, 108 - 114 Camley Street, 106 Camley Street & 104 14 Camley Street 9 Increased permeability, eg opportunity to create a new pedestrian route bisecting sites, connecting sites to the south and the route through 102 Camley Street to the 9 canal 10 Minimise access points with a service/vehicle access along east/railway edge of sites to form a commercial “service street” and rear access to ground floor uses

11 Provision of a chain of green and urban spaces connected with spaces in 13 neighbouring sites 12 Future proof a space for eastwards bridge across the railway 13 New crossings on Camley Street to link both sides of the street 14 Elm Village - enhance Barker Drive as pedestrian friendly route to St Pancras Way and look at creating new access to the canal alongside alternative re-use of the former Jubilee Waterside Centre J 60 CANALSIDE TO CAMLEY STREET Draft SPD 61

Delivery and Infrastructure

To support new higher density development, a growing In addition to s106 funding, Camden has received funding Opportunity site working and residential population and to make this growth from Thames Water to implement a sustainable urban work there are some essential infrastructure improvements drainage (SuDS) scheme on the southern end of Camley Existing vehicular access that will need to be delivered through redevelopment and Street, just north of the junction with Goods Way. This is Potential vehicular access investment and, as this SPD highlights, growth needs to planned to create a more attractive and green entrance be supported by significant enhancements to connectivity into Camley Street. Potential pedestrian link and the quality of the environment and public realm. Transport for London are looking at alterations to local Enhanced pedestrian link bus routes around Kings Cross Central and as part of the measures to address the wider impacts of HS2, Potential new canal crossing DEVELOPMENT Camden has received HS2 Road Safety Funds from the There are a number of potential development sites in the Department of Transport to support measures to improve Potential new cycle way area that will be expected to play a role in the delivery local pedestrian and cyclist links. These and other plans Potential link to Camden highline of our objectives. Many improvements can be directly to improve cycle links, pedestrian crossings and the Kings created through high quality urban design, site layouts Cross gyratory system should enhance the pedestrian

and landscaping that are outward looking and respond and cycling experience and safety in the area. AND PRIORITIES 6 SITE OPPORTUNITIES Potential new public space to nearby developments helping to unlock connections

Potential new canalside access between sites, transport networks, local facilities, homes and jobs. CONSTRUCTION MANAGEMENT Focal point historic building Construction management is already a major issue for the Euston and Somers Town area. With other development Viewing corridor to St Paul’s FUNDING SOURCES proposals coming forward in this area on different sites, Some environmental and transport related funding and close to residential areas, developers will be expected Local views to be respected can be generated through site specific s106 planning to develop and manage coordinated construction obligations and the Community Infrastructure Levy (CIL), management plans that together address and minimise Active frontage but a number of other projects will be difficult to deliver the cumulative impacts, such as routes of construction without other funding and we identify the opportunities and traffic generated by nearby construction sites. Larger site opportunities with various stakeholders who will need to be involved, and we potential for setbacks , open want to work with, to find innovative ways of delivering the spaces and tree planting on ambitions set out in this SPD. key routes and borders of site There are already emerging projects and s106 funds (from the Kings Cross Central s106 agreement and other local Creative retention and reuse site developments) available for potential improvements. of the buildings of significant These include: heritage and townscape value • Improved crossings, surfaces and planting around Goods Way, Camley Street and Pancras Road • New ramp into St Pancras Gardens from Camley St (part of the masterplan for other improvements in the Gardens) • Improvements to Camley Street to improve connectivity through to Agar Grove • Potential new canal bridge • Camden Highline • Improvements to existing cycling routes and new “pop-up” routes, including Goodsway and St Pancras Way 62 CANALSIDE TO CAMLEY STREET Draft SPD 63

WORKING WITH OTHERS • Existing access improvements eg further potential for step free access • Explore potential subtle lighting of (listed) water tower-as a marker at southern approach

WITH TRANSPORT AGENCIES – TFL, NETWORK RAIL , HS1 LTD • Moorings adjacent to 101 Camley St - improve boundary and access in conjunction with new open space • Work with Network Rail and HS1 to look at underutilised land and buildings; including storage depot at Camley St and opening up arches, other site opportunities and potential complementary improvements to adjacent rail lands and infrastructure WITH THE NEIGHBOURHOOD FORUM AND LOCAL RESIDENTS • Clarifying ownerships and formalising responsibilities for maintenance/use of land and public • Help deliver Neighbourhood Plan objectives and aspirations for significant development in the realm area • Improving routes and accessibility between future development sites and public transport networks, eg locations of bus stops and crossings near bus stops • Help deliver Neighbourhood Plan objectives and aspirations for a greener, more connected and safer area • Refurbished or new footbridge/deck from Agar Grove/Camley St to Maiden Lane • Involving ward councillors, making the effective use of s106 funds and identify priorities for the AND PRIORITIES 6 SITE OPPORTUNITIES • Continue to look at ways to improve the Goods Way/Camley St/ St Pancras station junction use of local CIL funds and the St Pancras Underpass – including enhanced lighting, new uses and activity and alleviating dominance of taxi ranks • Improving the southern section of Camley St - including greening, improved fencing, subtle WITH OTHER LANDOWNERS/DEVELOPERS lighting • Continue to cooperate and ensure that the benefits and offer of Kings Cross Central and other • Improve the look and feel of rail bridges (north and south end of Camley Street)-more major developments are inclusive to the wider neighbourhood and the benefits can be shared pedestrian/cyclist friendly, creative lighting, public art interventions, parking enforcement/ • Collaborate with other landowners to explore and achieve complementary, comprehensive and removal of vehicles integrated development proposals to deliver: • Potential locations for public cycle parking and cycle hire stations ◊ New homes, jobs and other community benefits • Improved signage eg Legible London ◊ Efficient servicing and accesses, better connectivity, public realm improvements which • Opportunities for street greening/street trees and greening/planting on the interfaces of railway contribute towards a safer place infrastructure with existing streets and potential development sites ◊ New and better open spaces and enhanced green infrastructure • Shorebase site on Pancras Rd – potential enhancement/new access into St Pancras Gardens • Prioritise the most beneficial improvements and make effective use of available and future • Facilitating and future proofing longer term opportunities e.g. Camden Highline, the feasibility s106 and CIL funds in the area of a bridge east towards York Way and bus permeability • Investigate alternative canal bridge proposals with CRT • Secure east-west and north-south public access/routes through redevelopment of St Pancras WITH THE CANAL AND RIVERS TRUST (CRT) AND CANAL ORGANISATIONS (EG CANAL Hospital and CLUB) • Creating new energy centres or potential for existing energy network expansion and • Identify priorities and deliverable opportunities to enhance the role of the canal in the area connections • Delivering a new canal bridge linking Camley Street to St Pancras Way • Secure improved walking and cycling routes, public access and spaces through redevelopment of large sites • Opportunities for opening up and creating further sections of canalside space and access and create mooring points (temporary and/or permanent) in conjunction with future developments • Mitigate the cumulative impacts of construction through coordinated construction management plans • Cleaning up/improved creative lighting of bridges and improved/rationalised signage, improve boundary treatments and other creative interventions (along with Camden Town Unlimited) 64

For further information please visit our website www.camden.gov.uk/canalsidetocamley, email [email protected] or call us on 020 7974 4703 REGENERATION AND PLACE